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Meeting Date: 09/17/2019  
Contact: Edlyn Vatthauer
File Number: Z-1407-19  
Date Filed: 08/01/2019  
Location: South side of Danieldale Road and approximately 1,200 feet west of Westmoreland Road
Size of Request: 101.10 acres  
Number of Lots: 276  
Current Zoning: PD-160
Applicant: Chad Adams  
Owner: Chad Adams

Consider Zoning Case Z-1407-19; an amendment to Planned Development-160 (PD-160), to allow 80% of the lots to have front facing garages, and adopting Ordinance. The property is located south of Danieldale Road and approximately 1,200 feet west of Westmoreland Road; on approximately 101 acres and consisting of 276 lots; Applicant and Property Owner: Chad Adams
 Planned Developments (PD) allow applicants and property owners to request deviations and/or exemptions from specific requirements of straight zoning. Planned Developments must contain three or more acres. PD-160 was created October 2016. The applicant requested two (2) deviations to the Zoning Ordinance at that time: exemption from preparing a Tree Survey and a waiver on the alley requirement. Both requests were approved by the Planning and Zoning Commission and City Council. The Zoning Ordinance does not currently allow front facing garages. Consequently, the applicant is requesting an amendment to this Planned Development to allow front facing garages flush with the main structure. The applicant specifically requests that 80% of the garages be front facing garages.

As shown on the Vicinity Map, the property in question is located on the south side of Danieldale Road, approximately 1,200 feet west of Westmoreland Road.

The property in question is zoned PD-160 (refer to the Zoning Map). To the north across Danieldale Road is Office-1 (O-1) zoning, as well as Planned Development-121 (PD-121), which consists of Multi-Family (MF), General Retail (GR), and Office-1 (O-1) districts. The City of Duncanville resides west of the development and to the east is Single Family-20 (SF-20) zoning. South of the site is Thorntree Planned Development-9 (PD-9).

As provided on the Aerial Photo, the property in question is vacant.  Not shown on the dated aerial are the new streets within the subdivision. To the north, across Danieldale Road is a church. To the east is vacant land and to the south is Thorntree Country Club.

Since 2000, nineteen large subdivisions (contain more than 50 lots) were granted some degree of alley waivers. Of these nineteen, twelve required J-swing garages for all the lots within the subdivision, and seven allowed varying percentages of front facing garages. The attached table (Exhibit 1) provides a summary of the approved deviations.

With the approved alley waivers there are basically three (3) types of garage door configurations: front facing, front J-swing, and side J-swing. Front facing garage doors face toward and are parallel to the street. With front facing garage doors, a majority of the front home elevation is garage doors. Front J-swing garage doors are at a 90-degree angle to the street and the home and the entry into the garage is adjacent to the front yard. Side J-swing garage doors are also at a 90 degree-angle to the street and the home; however, the entry into the garage is from the side yard. J-swing garage doors minimize the appearance of the garage doors within the front elevation. The attached exhibits 2, 3 and 4 provide examples.
Staff notified property owners within 200 feet and published “Notice of Public Hearing” as required by law. Eight (8) notices were mailed to adjoining property owners, zero (0) replies were received in favor and zero (0) replies were received in opposition.


RECOMMENDATION: The Planning and Zoning Commission considered this request at their September 10, 2019 meeting and recommended the motion to: Approve Zoning Case Z-1407-19; an amendment to PD-160 to allow front facing garages on 80% of the lots in this development which may be flush with main structure.

Staff does not support this Planned Development amendment request based on the current Zoning Ordinance that does not allow front facing garages.
Motion by Mayor Pro Tem Moore with a second by Councilmember Byrd to approve as presented. Motion passes 4-2 (Councilmember Marks and Councilmember Raphiel opposed).
Attachments for Case Z-1407-19
Table (Exhibit 1)
Ordinance for Case Z-1407-19 with exhibits
Ordinance for Case Z-1407-19 without exhibits


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